Real Estate Investing in Glen Carbon, Illinois (62034)
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Should you buy in 62034 (Glen Carbon, IL)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Glen Carbon, IL (62034)?
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Market Analysis: 62034 Glen Carbon
Not every below-median market is a bargain. Glen Carbon's 62034 ZIP clocks in at signals that favor experienced operators who can absorb the risk $339K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $339K asset, 62034 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 62034 and stronger Glen Carbon ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
From an investor standpoint, 14,519 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 62034 is an operator game, not a passive one. From a cash-flow lens, entry prices of $339K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Glen Carbon:
Property Strategy for 62034
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $240,056 | $1,010 | 3.0% | +3.8% | $240,056 |
| 2BR | $202,795 | $1,240 | 4.4% | +3.9% | $101,397 |
| 3BR | $295,194 | $1,600 | 3.9% | +6.5% | $98,398 |
| 4BR | $386,344 | $1,840 | 3.4% | +6.7% | $96,586 |
| 5BR | $489,442 | — | — | +6.4% | $97,888 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 62034 Compare?
| Metric | 62034 | Glen Carbon | St. Louis, MO-IL | Illinois |
|---|---|---|---|---|
| Home Value | $338,586 | $338,586 | N/A | $279,761 |
| 5-Year CAGR | 5.2% | 5.2% | N/A | 6.6% |
| Avg Rent | $1,720 | $1,720 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 62034 (Glen Carbon, IL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $338,586 |
| Monthly Rent | $1,720 |
| Price-to-Rent | 16.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +6.5% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.0%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 62034
Population: 14,519
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 62034
Schools in This ZIP Code
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
Maryville Elem School
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,192 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is real estate in Glen Carbon, IL a good investment right now?
Glen Carbon, IL rates 3.0/5 for investability. With median values at $339K and rents near $1,720/mo, the market offers reasonable fundamentals for rental investors.
Is IL a landlord-friendly state?
The landlord environment in Glen Carbon, IL is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Are rents high in Glen Carbon, IL?
Rents in Glen Carbon, IL run near $1,720/mo. Compared with median home prices of $339K that produces solid gross yields for typical rentals.
How high is vacancy risk in Glen Carbon, IL?
Glen Carbon, IL carries elevated vacancy risk. Expect even-keeled absorption at market rents of $1,720/mo.
Can owner-occupants cash flow in Glen Carbon, IL?
Glen Carbon, IL offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,720/mo rent level.
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How 62034 ranks in St. Louis, MO-IL
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